Buying - Extensions without completion certificate

[SunnyChange]

Hi, I'm back to the board again. We've decided to continue with the chimney stack stuff identified from the building surveyors report and take on any costs involved as general maintenance.

Unfortunately, we've been waiting a couple of weeks for anything further from the seller's solicitor and reading back on email trails I've realised the local authority searches identified that there's been two planning applications submitted, one for a two story side rear and side for which permission was conditionally granted and the other for a rear extension which was submitted after the aforementioned one and this had the advice back that no permission was needed for this.

The first has come back from the LA to say it was incomplete but it was definitely carried out. My solicitor has asked for the relevant docs which I assume includes completion certificate(s) but it's gone quiet. We've done everything we can but the sale can't move without them responding/coming back with what's needed.

I can't believe I didn't think too much about it when we were told but I think it's probably right to assume they just don't have it. What are the options here?

Building Control may be able to advise if you get in contact with them direct. There is obviously some kind of data protection associated with BR applications but they should at least be able to tell you the current status of the works.

If you don’t get anywhere with the above and assuming the seller does not want to lose out, there is the option of them taking out indemnity insurance for the potential incomplete work.

You won't be able to get indemnity insurance if you contact the council

If anyone alerts the council you can't get indemnity insurance.

How long have the extensions been up? What did your surveyor say about them? What is your solicitors view?

I would be less concerned about this on an extension built years ago rather than a more recent one as I would have thought a surveyor would see issues on one that's say 25 years old if there are problems.

@SilkiesnowchicksandXmastreecat It's a year and a half old. It looks like an agent was sorting out the planning so I can't work out if it's their error or the sellers.

Got a full RICS Building Survey and nothing flagged in that, apart from the guidance to get the required documentation for all of the work including planning permission.

The solicitor hasn't said much other than they'd ask for the evidence and see what they come back with but if the LA haven't noted that they've supplied a completion certificate, that's definitely the case isn't it?

I just don't know what to do, we want to buy it but need to make sure it's not going to bite us in the bum later.

It does sound like there's no completion certificate though there are delays at solicitors at the moment.

If there isn't I wouldn't be concerned about LA taking action as I think they have to do that within a year (unless unsafe) though can get seller to pay for an indemnity to cover that very low risk.

What I'ld be concerned about is if there's a problem with build quality and also selling on especially if you don't plan to be there that long - after say 20 years I wouldn't be concerned about paperwork as defects I think would be seen by then but 1.5 years is risky. I'ld maybe give surveyor a ring and say no completion certificate what do they advise as in proceed, proceed with a discount of x or pull out. I'ld also be interested in who did the work and do some research on them.